These 4 Freehold Retail Units Are Back On The Market — After A $4M Price Cut

A collection of four freehold strata units at Tedge, a freehold property at 328 Changi Road, is on the market at a guide price of $13.88 million.

The units for sale comprise four adjoining retail units on the ground floor commercial podium of the mixed-use project. The strata units have a combined area of approximately 5,576 sq ft.

Thus, the price translates to approximately $2,490 per square foot (psf) on the strata area. The sale of the four strata units will be sold in an Expression of Interest (EOI) exercise managed by CBRE.

Tedge is a boutique five-storey development by Macly Group. Completed in 2023, the upper floors consist of 42 residential units, which have been fully sold. This is the third time the retail podium has been put up for sale. They first entered the market in 2020 and were launched for sale again in 2023, both times at an indicative price of $18 million.

Fully Leased Freehold Retail Properties In Bedok

The four retail units for sale are all tenanted, and are leased to different occupants such as a Food & Beverage (F&B) unit, a bakery takeaway unit, and two shop units. The portfolio of units is in a strong position to provide immediate rental income for an incoming investor, says CBRE.

The guide price of $13.88 million is below the $15 million mark, which is a price threshold that will broaden its appeal among family offices, private investors, and corporate buyers seeking a stable yield with manageable capital outlay.

As a commercial property, the units are not subject to Additional Buyer’s Stamp Duty (ABSD) or Seller’s Stamp Duty (SSD). Foreigners and corporate entities are eligible to purchase.

There may also be asset enhancement opportunities. The next owner could explore converting the existing shop units into restaurant use, which may command stronger rental premiums, subject to approvals.

Alternatively, amalgamating the four units into a single continuous space could create a larger-format lifestyle F&B concept or curated food hall, a format that has gained traction in affluent suburban neighbourhoods, says CBRE.

While suburban retail is often viewed as yield-driven, the freehold tenure of the portfolio of units introduces a longer-term capital preservation angle. In estates like Bedok where residential supply is largely established, retail footfall tends to be supported by recurring neighbourhood demand.

Prominent Corner Plot Along Changi Road

One of the key attributes of the property is its street-front visibility. Tedge occupies a prominent corner land plot at the junction of Changi Road and Telok Kurau Road, with approximately 75 metres of dual road frontage along a high-traffic arterial stretch.

Located within Bedok, one of Singapore’s most populous planning areas with over 270,000 residents, the development sits within an established residential catchment comprising both landed enclaves and high-density housing estates.

The immediate surroundings include private landed homes in Telok Kurau and Siglap, alongside HDB estates in Eunos and Bedok. This mix supports a steady, neighbourhood-driven footfall profile. Healthcare amenities such as Eunos Polyclinic and Parkway East Hospital are also located nearby, contributing to sustained daytime activity.

Accessibility is another draw. The development is situated between Eunos MRT station and Kembangan MRT station on the East-West Line, both within walking distance. Major expressways, including the Pan-Island Expressway (PIE) and East Coast Parkway (ECP), provide direct connectivity to the Central Business District (CBD) and Changi Airport.

Scarcity Of Freehold Suburban Podiums

The sale of freehold strata retail podiums in suburban locations are relatively uncommon, particularly those completed in recent years.

Clemence Lee, Executive Director, Capital Markets, Singapore at CBRE, notes, “With its strategic positioning along a major arterial road, highly desired F&B approvals on select units, and proximity to dense residential populations, these four units offer excellent rental yield alongside attractive capital appreciation over the mid- to long-term horizon.”

Lee adds that boutique freehold retail podiums priced under $15 million are limited in supply, and interest is expected from corporate investors, family offices, high-net-worth individuals, retail operators, and owner-occupiers seeking resilient income-generating assets.

Other nearby freehold commercial developments include Hexacube at 160 Changi Road, where a portfolio of 22 freehold strata shops and offices was also relaunched for sale at a guide price of $38 million last year, and East Village at 430 Upper Changi Road.

The strong buying interest in both properties underscores active investor interest in freehold commercial stock. In contrast, the Tedge offering presents four adjoining ground-floor units sold collectively, giving an incoming buyer control over a prominent retail frontage at a major junction.

At $13.88 million, the retail podium of the Tedge sits at the intersection of yield, tenure and location, a combination that may appeal to investors looking beyond headline CBD assets toward stable, income-backed suburban plays, says Lee.

The EOI for the sale of the strata retail units at Tedge will close on 8 April 2026.